8720 Cove Meadow Ln · Fort Worth, TX 76123

$220,000

3 bd · 2.0 ba · 1,163 sqft · SingleFamily public records · 18 Days on market

Built 1998 5,837 sqft lot Est $237k · 7% under $4/mo HOA

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.0/30.0
• ARV discount +10.8/15.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * WE ARE BACK ON THE MARKET WITH NO FAULT OF THIS BEAUTIFUL HOME * * Welcome to your home in Fort Worth-North Crowley! Beautifully maintained, while in a desirable South Fort Worth location. The spacious living area flows seamlessly into the kitchen and dining spaces, making it perfect for entertaining and everyday living. The kitchen boasts ample cabinet storage, generous counter space, and a convenient layout that makes meal prep a breeze. Enjoy outdoor living in the private backyard with plenty of space for gatherings, pets, or play. Conveniently located near shopping, dining, parks, and major highways for easy commuting. This home combines comfort, location, and value—don&rsq

Key facts

• Spacious living area
• Private backyard
• 5,837 sq ft lot

Tags

• SPACIOUS LIVING AREA
• AMPLE CABINET STORAGE
• GENEROUS COUNTER SPACE
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-10 ($-123/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (6.9% below list).
• Recommended offer: $205k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% in Fort Worth — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#49 in TX, #1,954 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F.
• Crowley ISD (urban): math 23% / reading 32% proficiency, ranked #643 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mary Harris El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 389 students, 87% FRL) — zoned schools average 87% FRL vs 52% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 364 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,823 (6.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $237,252
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3986 Sarasota Springs Dr	0.30mi	3/2.0	1,170 (+1%)	14mo	$252,000	$215	73
8723 Cottage Creek Dr #39	0.19mi	3/2.0	1,028 (-12%)	16mo	$220,000	$214	58
8809 Texas Risinger Dr	0.19mi	4/2.0 (+1)	1,295 (+11%)	20mo	$264,000	$204	50
8505 Tallahassee Ln	0.69mi	3/2.0	1,281 (+10%)	1mo	$225,000	$176	50
8532 Gatlinburg Dr	0.59mi	3/2.0	1,242 (+7%)	23mo	$235,000	$189	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-40,108
• Equity at exit: $32,803

10-year hold

• IRR: -16.2%
• Equity multiple: 0.18×
• Total profit: $-50,777
• Equity at exit: $19,022

Cash invested: $61,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76123

• Home prices YoY: -17.9%
• Rents YoY: 1.1%
• Active inventory: 364
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$379 /mo · $4,548/yr
• Insurance: −$92
• HOA: −$4
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-10

Break-even live

Break-even rent $2,061

Max offer price $218,187

Occupancy floor 96%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8738 Texas Risinger Dr Fort Worth, TX	3.0	2.0	1028	$2,299	$2.24	5d	1	0.22mi
8730 Texas Risinger Dr Fort Worth, TX	3.0	2.0	1028	$1,875	$1.82	43d	1	0.24mi
3469 Cayman Dr Fort Worth, TX	3.0	2.0	1368	$1,749	$1.28	43d	1	0.60mi
8510 Gatlinburg Dr Fort Worth, TX	3.0	2.0	1006	$1,699	$1.69	24d	1	0.63mi
3408 Saint Vincent Rd Fort Worth, TX	3.0	2.0	1400	$2,195	$1.57	43d	1	0.64mi
8517 Gatlinburg Dr Fort Worth, TX	3.0	2.0	1006	$1,900	$1.89	43d	1	0.65mi
5401 Ranch Ln Fort Worth, TX	3.0	1.0–2.0	791	$2,183	$2.76	3d	12	0.68mi
8525 Auburn Dr Fort Worth, TX	3.0	2.5	1463	$3,229	$2.21	1d	1	0.74mi
3124 Stonewall Ln Fort Worth, TX	3.0	2.0	1378	$1,875	$1.36	5d	1	0.78mi
3816 Ashley Ln Fort Worth, TX	3.0	2.0	1464	$2,060	$1.41	2d	1	0.79mi
8505 Delta Way Fort Worth, TX	3.0	2.0	1090	$2,500	$2.29	43d	1	0.80mi
3104 Stonewall Ln Fort Worth, TX	3.0	2.0	1112	$1,783	$1.60	12d	1	0.82mi
8436 Cloverglen Ln Fort Worth, TX	3.0	2.0	1166	$1,825	$1.57	43d	1	0.83mi
8420 Cloverglen Ln Fort Worth, TX	3.0	2.0	1445	$1,950	$1.35	2d	1	0.84mi
8564 Charleston Ave Fort Worth, TX	3.0	2.5	1463	$1,875	$1.28	24d	1	0.87mi
3809 Bee Tree Ln Fort Worth, TX	3.0	2.0	1458	$1,855	$1.27	15d	1	0.97mi
4304 Hulen Cir E Fort Worth, TX	2.0	2.0	1326	$1,550	$1.17	14d	1	1.01mi
4371 Hulen Cir E Fort Worth, TX	2.0	2.0	1392	$1,550	$1.11	17d	1	1.05mi
8312 Runner Oak Ln Fort Worth, TX	3.0	2.0	1337	$1,970	$1.47	24d	1	1.05mi
4371 Hulen Cir E Unit 4371 Fort Worth, TX	2.0	2.0	1392	$1,575	$1.13	19d	1	1.05mi
4376 Hulen Cir E Fort Worth, TX	2.0	2.0	1392	$1,550	$1.11	43d	1	1.08mi
8220 Runner Oak Ln Fort Worth, TX	3.0	2.0	1337	$1,970	$1.47	24d	1	1.09mi
2531 Braford Dr Crowley, TX	2.0	2.0	1200	$1,600	$1.33	24d	1	1.13mi
3741 Horizon Pl Fort Worth, TX	2.0	1.0	1145	$1,600	$1.40	43d	1	1.15mi
7612 Whirlwind Dr Fort Worth, TX	2.0	1.0	1079	$1,800	$1.67	43d	1	1.16mi
2605 Bear Oak Dr Fort Worth, TX	3.0	2.0	1337	$1,950	$1.46	5d	1	1.17mi
8213 Camellia Tree Ct Fort Worth, TX	3.0	2.0	1337	$1,900	$1.42	43d	1	1.17mi
8320 Hackberry Tree Dr Fort Worth, TX	3.0	2.0	1337	$1,970	$1.47	43d	1	1.19mi
3100 Fairmeadows Ln Fort Worth, TX	3.0	2.0	1219	$1,965	$1.61	24d	1	1.21mi
3416 Forest Creek Dr Fort Worth, TX	3.0	2.0	1400	$1,895	$1.35	24d	1	1.27mi
3801 Sycamore School Rd Fort Worth, TX	1.0–3.0	1.0–2.0	1015	$1,587	$1.56	5d	25	1.28mi
3801 Sycamore School Rd Fort Worth, TX	2.0–3.0	2.0	1130	$1,587	$1.40	43d	17	1.28mi
3207 Forest Creek Dr Fort Worth, TX	3.0	2.0	1176	$1,950	$1.66	43d	1	1.32mi
2805 Galemeadow Dr Fort Worth, TX	3.0	1.5	1285	$2,031	$1.58	4d	1	1.36mi
2616 Harvest Moon Dr Fort Worth, TX	3.0	2.0	1436	$2,350	$1.64	2d	1	1.38mi
3850 Silverton Cir Fort Worth, TX	1.0–3.0	1.0–2.0	935	$2,490	$2.66	4d	21	1.39mi
3850 Silverton Cir Fort Worth, TX	1.0–3.0	1.0–2.0	935	$2,590	$2.77	43d	6	1.39mi
2911 Forest Creek Dr Fort Worth, TX	3.0	2.0	1188	$1,800	$1.52	12d	1	1.40mi
4633 Sycamore School Rd Unit 4670 Fort Worth, TX	2.0	2.0	1134	$1,471	$1.30	3d	1	1.41mi
4633 Sycamore School Rd Unit 4690 Fort Worth, TX	2.0	2.0	814	$1,264	$1.55	43d	1	1.41mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 6 events

1. 2026-03-19
   soldstatus
2. 2026-03-03
   status Pending
3. 2026-02-25
   status Active
4. 2026-02-24
   historical Active Option Contract
5. 2026-02-12
   listed $220,000 Active
6. 1997-01-01
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,548 · $379/mo
• Projected year-2 tax: $4,548 · $379/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,579
• − Mortgage interest: −$12,323
• − Property taxes: −$4,548
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − HOA: −$48
• − Depreciation: −$6,400
• Taxable loss: −$3,773
• Est. tax savings @ 24.0%: +$906
• After-tax cash flow: $782/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Crowley ISD
• NCES district ID: 4815910
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $59,810
• Composite: 25.04/100
• National rank: #7549
• State rank: #643 of 826 in TX

Livability — Fort Worth

• Score: 80/100
• State rank: #49
• US rank: #1954

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment B- Housing A+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Worth, TX
• County: Tarrant County · 2,033,669 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 42,957
• Household income: $102,768
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 975.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 37% Hispanic / Latino 26% White 24% Two or more races 15% Asian 8%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 1% Romanian 1% Slovak 1%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 75% English-only · Spanish 16% Other Indo-European 3% Vietnamese 2%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.54%
• Current HPI: 231.1377
• Rent YoY: ▲ 1.07%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

6 events — show timeline

• 2026-03-19 Sold (Public Records) — Public Records
• 2026-03-03 Pending — NTREIS
• 2026-02-25 Relisted — NTREIS
• 2026-02-24 Contingent — NTREIS
• 2026-02-12 Listed $220,000 NTREIS
• 1997-01-01 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $4,548 · +9.0% YoY. Source: county tax records.